What Happens After Your Offer Is Accepted?

First—congratulations. Getting to “yes” is a big deal. Now the real work (and the real coordination) begins. Here’s exactly what to expect from contract to keys in the DMV market, and how I keep everything on track for you.

1) Earnest Money & Opening Escrow

Once we’re ratified (both sides sign), your earnest money deposit is due—usually within a couple business days. The title company holds the funds and applies them to your closing costs and/or down payment at settlement. I make sure the title company sends you the deposit and wiring instructions directly and that deadlines are crystal clear.

Wire-fraud disclosure: Always verify instructions with the title company verbally via a known, published number before sending any funds.

2) Meet Your Team (Title + Lender)

We loop in the title company named in your contract and your lender moves your file from pre-approval into full underwriting. Title orders the title search, tax certifications, and any required surveys. Lender sends out loan disclosures and locks in your interest rate.

Your to-dos:

• Respond quickly to lender requests (W-2s, pay stubs, bank statements, letters of explanation, and disclosures signed).
• Decide how you want to hold title (we’ll review with the title company).

3) Inspections (If Negotiated in the Contract)

Depending on how we structured your offer, you may have a general home inspection and/or specific inspections (radon, chimney, sewer, mold). Your contingency may allow you to request repairs/credits or void within a set window.

Possible outcomes:

• Proceed with no repairs
• Negotiate targeted repairs or a seller credit
• Walk away under the contingency if something major arises

My role: Help you prioritize what truly matters to you (safety, structure, systems, water intrusion), translate findings, and negotiate only what’s material.

4) HOA/Condo Documents & Statutory Review

Usually within 14 days after going under contract, you will receive the HOA/condo resale package (where applicable) with your statutory review window.

What to focus on:

• Budget health, reserves, and upcoming capital projects
• Special assessments (current or planned)
• Rules that affect your use (renting, pets, renovations)
• Fees and what they include
• Any violations of the HOA/condo rules

My role: I don’t read or interpret these documents for you, but I make sure you know your review window and help you get answers to questions quickly.

5) Appraisal

If you’re financing, the lender orders the appraisal once you sign the initial disclosures. The appraiser issues an opinion of value based on comps and condition.

If value comes in low:
If we have an appraisal contingency, we can renegotiate price, ask the seller to meet us somewhere in the middle, or, if needed, void within the contingency. If there’s no contingency, we’ll map next steps (additional cash, rebuttal, or other negotiated solutions).

My role:  If the appraisal comes in short, I help negotiate or plan our best next move based on your goals and the contract.

6) Insurance, Title Work, and Conditional Approval

Choose your homeowner’s insurance; the lender needs the binder. Title clears liens, confirms taxes and payoffs, and builds your preliminary Closing Disclosure (CD). Underwriting issues conditional approval—a short list of items to finalize.

Your to-dos:

• Send the insurance binder to lender
• Knock out any remaining underwriting conditions quickly (totally normal)

7) Repairs/Credits Wrap-Up

If we negotiated repairs, we’ll verify completion with receipts/invoices/photos. If we negotiated a credit, I’ll make sure it’s properly reflected on your CD and fits your loan program’s rules.

8) Final Loan Approval & Clear to Close

Once conditions are satisfied, the lender issues Clear to Close (CTC). Title schedules your signing and confirms final funds to bring to closing.

You’ll review:

• Final Closing Disclosure (lender)
• ALTA settlement statement (title)
• Wire instructions for cash to close (again—verify by phone at a known number)

9) Final Walk-Through

We do this a few hours before settlement. We’ll confirm the property’s condition matches the contract, agreed repairs are complete, and inclusions (appliances/fixtures) are present.

10) Closing Day & Keys (Combined)

You’ll sign loan documents, the deed, and title paperwork—usually at the title office. You’ll receive the keys when signing is finished. Title wires payoffs and wraps the file.

The Bottom Line

From offer to keys, there are a lot of moving parts—none of which should be a mystery. With a clean plan, the right team, and quick communication, closing can be smooth, predictable, and even enjoyable.

Already under contract or getting ready to write? I’m happy to walk your timeline, flag key dates, and make sure you’re set to close with confidence in the DMV.